Daily or near daily
High rise and larger complexes. Foyer, lifts and bin room every visit, with the rest of the building rotated across the week.
Strata & Common Area Cleaning Services in Brisbane
Strata cleaning quotes often arrive as one number. Your committee gets two of them and no way to tell them apart, so the decision comes down to price alone.
We scope it area by area instead: bins, stairwells, carpark and lifts each carry their own frequency. Visits run between 6am and 10pm, and every one is logged.
- Scoped area by area, not a lump sum
- Written so a committee can compare it
- Attendance time stamped every visit
- 6am to 10pm
- Seven days, plus a 24-hour emergency line
- We stay until you're happy
- Our guarantee on every clean
- $10M
- Public liability insurance
- Free quotes
- Fixed before we start
What do our strata cleaning services in Brisbane cover?
Common area cleaning for apartment complexes, townhouse schemes and mixed use buildings: foyers and lifts, stairwells and corridors, bin rooms and carparks, plus outdoor common property.
Everything is written area by area with a frequency on each task. A lift lobby and a basement carpark need very different attention, and a lump sum quote hides which one is being underdone.
Check the caretaking agreement first. Many Brisbane schemes already have some cleaning with a caretaker. We would rather quote the gap than have the body corporate pay twice.
Inside a lot is the owner or tenant's business. For a move out see end of lease cleaning in Brisbane.
Daily, set days, or periodic?
Most schemes run two or three frequencies at once.
Set days
Townhouse schemes and smaller blocks. Two or three visits covering common areas, bins and outdoor paths.
Periodic on top
Carpark wash, common area carpet and lower level glass, booked into the calendar so it goes to committee once.
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Step 01
Walkthrough with the building
Lot count, common areas, bin arrangement and carpark access, plus what the caretaker already covers.
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Step 02
Scope written area by area
Foyer and lifts, stairs and corridors, bins and carpark, each with its own line and frequency.
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Step 03
Access sorted once
Fobs, keys and the bin day arrangement agreed at the start.
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Step 04
Reported back to the committee
Attendance time stamped, with damage, dumped rubbish and anything blocking an exit flagged.
What is covered on every visit?
Four areas in every common area scope. The first generates most complaints.
The bin room is where nearly every complaint starts, and it is the area most often written as one line with no frequency against it.
What paperwork can we provide?
Ask and we send it before you sign anything.
It is formatted so your body corporate manager can file it, and the scope is written so a committee can compare it line by line with another quote.
Why should a Brisbane scheme's scope be written area by area?
A committee usually has to compare more than one quote, and two lump sums tell it very little.
- Two lump sum quotes do not show which areas were priced or at what frequency
- A caretaker may already cover part of it, which is how a scheme ends up paying twice for the same corridor
- Bin rooms turn fast in the heat, so a weekly wash out does very little through a Brisbane summer
- Storm season fills the carpark ramp with leaf litter and grit
So the scope should be one your committee can hold against another quote line for line.
What should a committee check in a strata cleaning quote?
Four things worth asking any contractor before you commit.
Are the two quotes comparable?
Ask both contractors to scope area by area with a frequency on each line. If one is cheaper on the same scope, that is a real answer rather than a guess.
Does the caretaker already cover part of this?
Pull the caretaking agreement before you go to quote, and ask any contractor to price the gap rather than the whole building.
Does the bin room have its own frequency?
Ask how often the floor is washed rather than swept, and whether bins out and back on collection day are in the price.
How does the committee know anyone attended?
Ask what the report looks like, who receives it, and whether your body corporate manager gets a copy too.
Why choose Shining Services for strata cleaning in Brisbane?
A committee has to justify this to every owner. Here is what sits behind our quote.
Quoted area by area
So your quotes compare properly.
We read the caretaking agreement
And quote the gap, not the overlap.
Bin room on its own line
With a frequency, because it needs one.
Reporting your manager can file
Time stamped and sent to both.
$10 million public liability
Cover your committee can put on file.
Our guarantee
Our cleaners don't leave until you're happy with the work.
What do Brisbane committees say about us?
How is strata cleaning in Brisbane priced?
Strata cleaning is quoted after a walkthrough, not priced per lot. Here is what moves the number.
The building
Lifts, stairwells, corridors, carpark levels and outdoor common property.
Bins
How many bins, where they live and whether we take them out and back.
Frequency
Daily, set days, and what goes on the periodic calendar.
We quote a fixed monthly figure against a written scope, set out area by area so your committee can put it beside another quote and see the difference.
What periodic services can be added?
Quoted with the contract so it goes to committee once.
Carpark and driveway wash
Common area windows
Corridor and foyer carpet
Mould in stairwells
Storm and water ingress
Which Brisbane areas do we clean strata schemes in?
Brisbane, Moreton Bay and Ipswich. High rise, townhouse schemes and mixed use buildings. Several schemes under one manager? Request a walkthrough and we will scope them together.
Inner city and northside
- Brisbane CBD
- Fortitude Valley
- New Farm
- Newstead
- Stafford Heights
- Chermside
- Ashgrove
- Nundah
- Aspley
Character Queenslanders and post-war lowsets sit side by side here, requiring different cleaning approaches on the same street.
Southside and east
- West End
- Woolloongabba
- Coorparoo
- Camp Hill
- Carindale
- Mount Gravatt
- Sunnybank
- Wynnum
Older timber homes through the inner south and modern brick builds further out. Bond cleaning bookings peak in this area at the end of every month.
Western suburbs and outer
- Toowong
- Indooroopilly
- Kenmore
- The Gap
- Redcliffe
- Logan
- Ipswich
- Springfield
Larger blocks with substantial outdoor entertaining areas and tree cover, where timber deck pressure washing is frequently booked alongside house cleans.
What do Brisbane committees ask before signing?
How much does strata cleaning in Brisbane cost?
There is no per lot rate that survives a real building. We walk it, scope area by area and quote a fixed monthly figure your committee can compare.
How many quotes does our body corporate need?
That depends on the amount and on your scheme's spending limits under Queensland body corporate rules. Your body corporate manager can confirm it, and our scope is written to sit beside any other quote.
Our caretaker already cleans. Do we need you too?
Maybe not, and we will tell you. Pull out the caretaking agreement before you go to quote, and we will price only the gap.
Why do bin rooms get so bad here?
Heat and time. Waste turns fast through a Brisbane summer, and a bin room with no washing frequency gets swept rather than washed.
Do you take the bins out and bring them back?
Yes where it is in the scope, listed as its own task with the collection day against it.
When do your cleaners attend?
Between 6am and 10pm, seven days. Most schemes prefer early morning, before residents are moving through the foyer and carpark.
Who receives the reporting?
Your committee and your body corporate manager. Attendance is time stamped and anything found, like damage or dumped rubbish, is flagged the same visit.
What about mould in the stairwells?
Surface mould on hard surfaces is cleaning work and we handle it. Anything that keeps returning within weeks is a ventilation or water issue for the committee rather than something a cleaner should clean over.
We stay until it's right
Our cleaners don't leave until you're happy with the work. For end of lease cleans, if you're not satisfied and tell us within 72 hours, we come back and re-clean.
Would you like a site walkthrough in Brisbane?
Tell us the lot count and whether you have a caretaker. We read the agreement before we quote so you are not paying twice.
- Reply within 2 hours
- No lock-in contracts
- Open 6am to 10pm, 7 days
Monday to Sunday: 6:00 AM - 10:00 PM
38 Landscape Street, Stafford Heights QLD 4053
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